If you own or manage rental property in California, you may have already heard about the upcoming changes to state rental law. Beginning January 1, 2026, most California landlords will be required to provide a working stove and refrigerator in every rental unit.
For decades, Los Angeles and other Southern California cities have been known for their “bring your own fridge” tradition. Tenants often arrived on move-in day surprised to find an empty kitchen, while landlords saw it as an easy way to keep operating costs down. That practice is ending.
Assembly Bill 628, signed by Governor Gavin Newsom, will make stoves and refrigerators part of the state’s basic habitability standard. In simple terms, if you rent out a property in California, you will need to make sure these two appliances are installed and in good working order before a new lease is signed or renewed in 2026.
This guide from Coastline Equity explains exactly what the law requires, how it affects your operations, and the smartest ways to prepare before the deadline arrives.
Assembly Bill 628 applies to all residential leases that are entered into, renewed, or amended on or after January 1, 2026.
Here is what property owners need to know.
Required appliances: Each rental unit must include a functioning stove and refrigerator.
Condition standards: Both appliances must be in safe, working order. Recalled or damaged units will not meet habitability standards.
Tenant-supplied refrigerators: Tenants may still bring their own refrigerator, but only if both parties agree in writing and the lease includes the proper acknowledgment form.
Exempt properties: The rule does not apply to housing with shared kitchens, permanent supportive housing, or certain senior and assisted living facilities.
If a unit does not meet these standards, it can legally be considered uninhabitable. This change brings appliance requirements into the same category as running water, heat, and other basic utilities.
California lawmakers designed this update to close a long-standing gap in the rental market. In many Los Angeles and Orange County apartments, tenants were expected to provide their own refrigerators. For working families, students, and seniors, that often meant unexpected costs, delivery logistics, and disputes over responsibility when a fridge broke.
Tenant advocates argued that a refrigerator and stove are essential household fixtures, not amenities. With the passage of AB 628, the state formally agrees. The goal is to create consistency, reduce tenant disputes, and modernize the habitability code across all California communities.
Getting ahead of this rule will save time, money, and stress later. The most successful owners are starting early by following a simple three-step plan.
Audit every unit. Create an inventory of existing appliances. Note which units already have compliant stoves and refrigerators and which do not.
Standardize your equipment. Choose one model for refrigerators and one model for stoves across each property type. Standardization reduces maintenance complexity and allows bulk purchasing.
Update lease language. Add an appliance addendum that lists serial numbers, maintenance responsibilities, and photo documentation. Include the tenant acknowledgment section if you allow tenant-supplied refrigerators.
Coastline Equity recommends using upcoming unit turns in 2025 to phase in installations and test your vendor process. This approach spreads costs and helps your maintenance team adapt before the statewide requirement begins.
Typical appliance costs vary based on brand, size, and finish. Most property owners can expect the following average price ranges per unit.
| Appliance | Entry | Midrange | Premium |
|---|---|---|---|
| Refrigerator (18 cu. ft., top freezer) | $650-$850 | $900-$1,100 | $1,200-$1,500 |
| Range (30 inch, gas or electric) | $550-$800 | $850-$1,100 | $1,200-$1,700 |
| Delivery and installation | $95-$195 | ||
| Extended parts and labor coverage | $60-$120 per appliance per year |
Smart operators are negotiating bulk orders with preferred vendors and locking in pricing early to avoid supply chain volatility in 2026.
Do I have to install appliances in existing leases before 2026?
No. The requirement only applies when a lease is entered into, renewed, or amended on or after January 1, 2026.
Can I let a tenant bring their own refrigerator?
Yes, but both parties must agree in writing and use the proper acknowledgment form. The tenant will then be responsible for maintaining that refrigerator.
Are dishwashers or microwaves required?
No. Only a working stove and refrigerator are required for compliance.
What happens if an appliance fails mid-lease?
The landlord must repair or replace it promptly, similar to any other essential system in the property.
Although this new rule adds cost, it also improves tenant satisfaction and property value. Units with owner-supplied appliances tend to rent faster, attract higher-quality tenants, and generate fewer maintenance disputes. Standardized appliances also make it easier for management teams to maintain consistency across a portfolio.
At Coastline Equity, we view compliance as an opportunity to upgrade systems, strengthen trust with residents, and protect long-term cash flow.